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Thailand: August 2009. Pattaya Property news from Tim Gladwin PDF Print E-mail
Thailand - Real Estate
Thursday, 20 August 2009 07:40

Thailand: August 2009. Pattaya Property news from Tim Gladwin

In trying times, such as those with which we are currently faced, it is necessary for developers who are seeking to sell real estate to be creative in order to attract buyers. They need to capture buyers’ imaginations and give them good reasons to buy now. It might be attractive prices that buyers can’t afford to ignore, terms, such as private finance, to enable them to purchase something they otherwise couldn’t or perhaps a product that is original, interesting and thus enticing.

The more entrepreneurial developers out there are currently doing exactly that. One local developer of several nice condominium projects is currently offering an extremely attractive deal whereby buyers only need to pay as little as 495,000 Baht up front in order to buy and move into one of their condos. The balance of the purchase price, which obviously varies dependent on the unit being purchased (and in which development) can be paid by 120 monthly installments (i.e. over 10 years) interest free. By any standards, it is an interesting offer.

Another good example is the Gardens at Bang Saray, which I have mentioned in previous newsletters.  To start with, the prices are extremely attractive. The fact that the developer is also offering private finance for part of the purchase price makes them an even better deal. It is also worth noting that a couple of larger, roughly 1 rai, plots with stunning sea-views are also now available for only 10,000 Baht per sq wah. Houses on these plots can be more than single storey.

For any developers looking to build something a little bit different, I was introduced to some interesting technology the other day.  Hailing from Germany, it includes state of the art insulation along with solar panels and large, energy storing batteries. The net effect is that it is possible to build a house that is entirely self-sufficient in terms of electricity, and thus extremely green from an ecological point of view (plus cheap to run).  The batteries store power for energy requirements during the night. The insulation panels, which are built into the walls of a building, mean that the requirements for air-conditioning and thus electricity are much reduced.

From a sales perspective, in a World in which there is increasing concern about the environment, and in particular greenhouse gases, it is the type of product that will appeal to responsible individuals who want to reduce their own “carbon foodprint”. Moreover, it means developments can be built away from mains electricity supply.  More remote land, without mains electricity, tends to be a lot cheaper, which means the extra cost of the equipment can be covered by the reduced cost of land.  It also means stunning, yet slightly remote land can be developed much more easily, and cheaply. 

By way of example, I have some beautiful hillside land not far from Phoenix Golf Club, with stunning sea-views in the distance.  However, the nearest electrical supply is about 1 km away and thus to get mains electricity to the site would be quite expensive.  Even though this hillside land is absolutely gorgeous and offers the potential for incredible houses with breathtaking views, a 31 rai parcel is available for only 550,000 Baht per rai.  Obviously combining this kind of site with this new technology offers the potential for a very attractive and original yet affordable type of development that would potentially be very interesting to a particular kind of socially responsible purchaser.
 
On the subject of suppliers, I have just started working with a supplier of quality brand-name household goods, such as LCD/Plasma TV's, DVD players, fridge freezers, washing machines, hobs, ovens, vacume cleaners, etc, etc. We will be supplying them at factory direct prices, all with full warranties. A website will be up and running in the near future, but in the meantime, if you have any queries, please let me know.

Some more good deals cropped up this month.  The 127 sq m 1 bed condominium at Bang Saray is good value at only 2.99m Baht, particularly bearing in mind it is available in foreign quota.  This beachside development has good communal amenities such as swimming pools and a tennis court. 

In the heart of Jomtien, the 6th floor corner unit in the brand new View Talay Residence 4 is also an outstanding deal.  With 107 square metres of living space, it is a nice big unit with a wrap around balcony.  It has a fitted European style kitchen, large hardwood wardrobes and is available in a foreign name.  At 4.69m Baht it works out at just over 40,000 Baht per square metre, which is a great price.
 
At the luxury end of the market, we have a outstanding re-sale deal at Raimon Land's nearly complete Northpoint development on the beach at Wongamat. On the more popular, front tower, on the 24th floor, we have one of the much sought after 105 sq m 2 bed, 2 bath units, which is in the foreign quota and available for only 140,000 Baht per sq m. To give you an idea of how this price compares, the developer still has a couple of similar units available on low floors, albeit not in the foreign quota and the asking price is roughly 165,000 Baht per sq m.
 
We have just been instructed to sell a very interesting new housing development located within one of Pattaya's best known golf and country clubs. The standard designs include both 2 and 3 bedroom villas, all of which are on generously proportioned land plots, from 140 sq wah (560 sq m) up. Prices start, for both 2 and 3 bedroom villas, at only 2.6m Baht (this price includes house and land).  Moreover, one lifetime golf membership is also included in the price. Plots overlooking the lake cost an additional 100,000 Baht, which sounds like a good investment to me. It is also worth noting that several big industrial estates are located within a short drive and so the properties should rent well, thus offering exceptional investment potential.

A new section on the newsletter this month, called “Wanted”.  Obviously, like any broker, we have buyers looking for particular types of properties, which we don’t have on our books at this moment in time.  Accordingly, if you have any properties that match up to anything in the “Wanted” section, please let us know and we will introduce your property to the buyer in question. If you have particular requirements and would like to be included in future “Wanted” listings please just let me know.

By www.investments.by Investments in Belarus, Thailand, Vietnam, Cambodia and Laos.

Last Updated on Thursday, 20 August 2009 08:18
 
Thailand : It's not just the money PDF Print E-mail
Thailand - Economy
Thursday, 20 August 2009 07:31

Thailand : It's not just the money

You are very rich, and having too much money, are desirous of offloading some. Maybe you should buy a property in Sauternes. According to the UK magazine Decanter, Chateau de Malle is for sale for what it calls the "astonishing" price of "68 million". What Decanter does not specifies is millions of what. Dollars? Euros? Pounds?

Chateau de Malle is described by Hugh Johnson as a very fine, medium bodied wine, and it gets three stars. But 68 million? Even in US dollars it's a lot. In Bordeaux, agents estimate that the winery is worth about half of that price. "The price is completely crazy," said one of them.

By comparison the superb Chateau Guiraud, one of the best Sauternes, was sold in 2007 for 50 million (again no more specification). OK, with the vineyard you'll also get a nice 17th century chateau, "renowned for its Italian interior and gardens." Still...

Rain or shine, 2008 and 2009 will be remembered as difficult years for the wine industry in general. There will be good wine, but many wineries will be or already are experiencing serious financial problems.

Take the French vins de table and vins de pays for instance. It looks like the overall sale of these wines could drop in 2008/9 by 23 percent compared to 2007/08. Only in supermarkets the sales of rose, vins de pays and sparkling wine went up, which means that people are buying cheaper wine and sparklers rather than the pricier champagne.

People in Europe who previously bought from specialist shops or directly from wineries are now inclined to acquire bottles from supermarkets where the emphasis is more on price than quality - unlike some supermarkets in Thailand which tend to have good selections of medium-priced wine.

On top of the economic crisis, the Champagne region has endured bad weather in the days of flowering and production could go down 20 percent.

The most alarming message comes form Australia. James Halliday, winemaker, writer, judge and one of Australia's leading authorities on anything oenological, warned recently the country could become a "third world wine producer."

In his Australian World Companion 2010 he mentions world recession, an excess of wine, drought, exchange fluctuation and global warming as signs that contribute to make "the future of the Murray Darling almost impossible to predict."The Murray Darling Basin is 3,375 kilometres long, draining one seventh of Australia's land.

It encompasses the main agricultural region and much of the best wine territory of Australia. As for the name, it comes form the two major rivers: the Murray and the Darling. One of its problems is that it receives very little rain.

Out of these and other issues, James Halliday observes that, "the view has emerged that the annual crush should be permanently reduced by up to 400,000 tonnes... So 46,500 hectares will have to be removed."

Water is becoming a very serious issue and not only in Australia but in other parts of the world, notably California.

Mr Halliday is still quite optimistic, though, based on when, from 1995 to 2000, "Australia came from nowhere to become the fourth largest exporter in the world... you don't have such success unless you have a really good product with commitment behind it."

But, he warns: "The current position of the Murray Darling is horrible. At best we are trading water in terms of water rights. Future allocation will go to the cities and to keep livestock alive."

Back to France, with the US in mind. If you visit wine shops in most of the US you'll notice the almost total absence of "small Bordeaux." These wines represent more than half of the Bordeaux production and many are made by young and talented winemakers. But with the exception of large shops in New York or Boston, they are very hard to find.

They are about to launch an offensive in the US with the help of some American friends. When people there think about mid-priced wines they go for Australian, Chilean, Argentinean or New Zealand bottles. The image of Bordeaux is that of very expensive wines for an older generation.

This goes for Thailand too. We should know that there is life after Chateau Petrus or Margaux - even in France, even in Thailand.

By www.investments.by Investments in Belarus, Thailand, Vietnam, Cambodia and Laos.

 

Last Updated on Thursday, 20 August 2009 08:19
 
Thailand: Asean policy and trade Thailand - Burma PDF Print E-mail
Thailand - Economy
Thursday, 20 August 2009 07:08

Thailand: Asean policy and trade Thailand - Burma

Having just seen PM Abhisit Vejjajiva's interview on BBC World news, I am left with the wholly depressing conclusion that salvation for the Burmese people is not going to come from Asia - and certainly not from Asean.

No amount of words from the erudite and well-spoken prime minister can hide the fact that Asean is, even now, sanguine about doing business with a completely criminal regime that has a record of theft and murder.

Asean is unperturbed by its business relationship with the junta, even as it wrings its hands over the incarceration of Aung San Suu Kyi and the dreadful situation in Burma.

In the interview, PM Abhisit signally fails to clarify why it would be counter-productive for Asean to ''pressure'' the regime with even the threat of Asean sanctions. On this point I think it is beholden on the media in Thailand and internationally to be much more forceful on this issue: Asean definitely has the leverage, as any economist who knows about Burma's trade, will tell you.

Burma's trade is the regime's oxygen; it is vital to keep this monster alive. The natural resources that the regime trades (mainly with Asean) funds the army and fills the generals' bank accounts. It signally does very little to support the Burmese people at all. For instance, I wonder if the tripartite core group can give a realistic figure of the amount of money the regime has actually spent on relief and redevelopment in the cyclone-devastated areas?

When the history of this appalling affair is written, Asean will be seen in a very bad light indeed _ unless it decides to change its policies in favour of the Burmese people instead of a bunch of murderous and thieving thugs. Even now it is not too late.

JULIAN PIENIAZEK

Hellish labyrinth

I appreciate Gotfried's Gobbledegook column in Wednesday's Bangkok Post Database section: ''The US Embassy online -  your gateway to hell.'' After scratching my head several times trying to figure out how to register for an appointment at the US Embassy, and then having to carefully read all of the rules for the appointment, it amazes me how the huge American bureaucracy survives in its own mess.

We just want to take our kid's nanny for a simple short visit to the US. Gotfried's comments are appropriate: ''Do the people at the American Embassy find this amusing?'' The visa fee is very expensive, and that too had me scratching my head because the fee has to be paid at a Thai Post Office, not the US Embassy - go figure.

The frustration increases when one has to complete the ridiculous paperwork, such as submitting an employment contract for our nanny. Am I lost or what? How many maids and nannies here have an employment contract?

This next visa prep item had me seething: I have to state all the reasons why she does not want to stay in America, with supporting evidence.

I wonder how Thai people with minimal English skills get through this process. As for me, I found the whole thing confusing and not easy to understand, especially some of the questions asked.

As Gotfried rightly points out, ''Implementing a lousy system not only annoys your customers, it harms your own image.''

HAPPY 2B HERE EXPAT - Send Newin to Burma

I agree with the correspondents who write to criticise the Thai government for its pathetic response to the treatment of Aung San Suu Kyi.

The Thai government is in a unique position to provide an envoy to intervene on The Lady's behalf. After all, if the junta are going to listen to anyone, surely a man named in admiration of that junta's founder, Ne Win, would be the ideal candidate? Step forward, Newin Chidchob!

DOM DUNN

In cahoots with the junta

JW Jacobs' letter to Post Bag had a phrase that touched on the real problem that faces Burma today. The phrase, ''such evil for profit'', defines the atrocities and theft of Burma's resources by Than Shwe, his henchmen and their joint-venture corporate partners.

This is not a political battle, it's an economic resources battle, where governments fulfil their obligations to their corporate masters.

Simply put, no one can conduct business in Burma unless they sign up to a joint-venture partnership with the junta's military-run companies.

All the posturing and threats of sanctions by world leaders will fall on the generals' ''deaf ears'', in their knowledge that they have what these resource-hungry drivellers are addicted to: profits and resources.

Sarkozy can talk the talk but his government's partners, Total Inc, and its junta partners, still control the gas fields. Consider Thailand's PTTEP another govt-junta partnership.

Consider Singapore, the financial conduit for the junta. Consider Gordon Brown, with over 100 English companies in partnership with the junta. If these world leaders are serious about the sanctions, then they are obligated to levy a heavy tax on all corporations active in Burma.

Let's not forget China's recent statement, ''Stay out of the internal affairs of Burma,'' meaning: ''We are making easy billions on cheap resources and are building transport infrastructure across Burma into China to save on time and money for our exploited African resource deals. Don't spoil our party.''

MICHAEL C

By www.investments.by Investments in Belarus, Thailand, Vietnam, Cambodia and Laos.

Last Updated on Thursday, 20 August 2009 08:17
 
Thailand: Developer upbeat about Phuket villas PDF Print E-mail
Thailand - Real Estate
Wednesday, 19 August 2009 22:00

Thailand: Developer upbeat about Phuket villas 

The property developer Srirungsukjinda Group Co Ltd plans to start developing a villa project worth one billion baht in Phuket within the third quarter in hopes that market sentiment will revive soon.

Managing director Nattachai Srirungsukpinij is not worried about declining property demand among foreigners in resort towns after tourists withdrew from the country due to the economic slowdown and the political problems.

Although the company will start the development this year, the project will be completed in the next few years when foreign demand should resume, he said.

"If politics is more stable and the economy improves, we will start development," said Mr Nattachai. "We will complete the project before starting sales as this strategy will create buyers' confidence."

The company has already received the commitment from a commercial bank to provide the project loan.

The project, which is now awaiting an environmental impact assessment approval, would be located on a 30-rai site on Pa Lai Beach, for which the company paid 300 million baht. It will have 20 villas for sale at between 30 million and 60 million baht, and 60 for rent.

Established in 2006 with registered capital of 150 million baht, the company completed The Ninth Place on Srinakarin Road, a condominium for sale and rent worth 800 million baht.

To date, it has sold 102 units worth more than 300 million baht, accounting for 90% of the first phase. It planned to sell the remaining units in the first and second phases, totalling 114 units priced from 1.29 million baht for the smallest size of 31 square metres.

He said the company was confident of achieving the sales target because there are limited upmarket condominiums offered in the area.

"Most low-rise units in the Srinakarin area are middle- to high-end but the condominium units are low-grade," he added.

Before diversifying into the real estate market, the company ran APW Polyester Industry Co Ltd, a plastics recycler, which generates approximately 600 million baht in revenue each year.

Last Updated on Thursday, 20 August 2009 08:13
 
Thailand: Government fund loss has many members worried PDF Print E-mail
Thailand - Economy
Wednesday, 19 August 2009 13:24

Thailand: Government fund loss has many members worried

The news about the Government Pension Fund and its poor performance has been the centre of public attention for the past many months.

The GPF was introduced to serve as a replacement for the dated pension scheme after mandatory retirement.

The loss can be appreciated by the average person because in the past 12 years of managing the fund, this is the first reported negative growth. Yet it is being drummed up as a total failure of the managers who were expected to beat the inflation rate and the 12-month interest rate of commercial banks.

But fund managers are trying to appease its members who are feeling rather disturbed at this result.

On a broader spectrum, this fund has managed to maintain a respectable average 7.04% growth over the past 12 years. However, this still will not appease fund members who have retired from the civil service because, from the perspective of a lump sum figure, these retired citizens stand to lose about 100,000 baht from their respective pension funds.

Another important issue is questionable ethical standards of key fund management figures. Again, the fund members are not at ease, fuelling doubts and creating a negative image for the fund management as it is.

Jadon Apichatbutr, an inspector-general at the Ministry of Interior and president of the civil service association, said he was aware the civil service fraternity was troubled upon seeing the negative growth because the majority of retired civil servants who should have received about a 700,000 baht lump sum took home only 600,000 baht.

However, the bulk of civil servants at the lower end of the pay scale seem to have an alternative in the management of their fund.

Mr Jadon added the 7.04% average growth rate of the fund over the past 12 years is hard to beat.

"If civil service officials were to manage it by themselves, they won't be able to achieve anything higher than 7%, especially in times when interest rates for depositors are rock bottom," he said.


Photo : Mr Jadon said that a solution to this predicament is to authorise retired civil service officials to keep their investment in the fund. If the mandatory withdrawal from the fund is still exercised then the members could stand to lose on their fund investment based on the current market. If the members' investment is kept in the fund, there is a chance market conditions could improve in the future.

The fact of the matter is that there is a tax clause even if the aforementioned scenario is implemented. Tax deductions are different for civil servants who are retired and those who are under 60 years and still working. The monetary benefits for members of the fund are exempt from taxation. However, once they retire and still desire to keep their money in the fund, any future dividends received will be subjected to tax. The details are still being discussed with the revenue department on the possibility of more lenient regulations.

He cautioned that the fund may appear to have a professional management system with a board of directors and a well-scrutinised format of rules and regulations, but appointing or choosing a retired civil service member to be the voice of the civil service fraternity must be done with extreme caution because that individual will play a role in recommendations for the management of the fund.

In addition, the communication between the fund and its members needs to improve because though the fund is linked to various private sector organisations such as cinemas, book stores and many other businesses, many fund members are barely aware of this networking.

Pornchai Thiraveja, director of the Budget and Fiscal Policy Division and a member of the GPF, said that the negative growth of the fund was expected due to market conditions. He stressed that the fund should be viewed as a long-term investment instrument which is why the situation cannot be looked at as a snap-shot.

In the past, the fund invested in a variety of instruments such as high-risk funds and high stability assets. Naturally the latter outweighed the former.

However, when the market was in a downtrend, the high-risk portion, even if it constituted only a minority of the total investment, caused the whole investment portfolio to suffer negative growth.

The next agenda was to focus on whether these high-risk investment instruments had questionable ethical standards with regards to management of the fund.

Mr Pornchai said that harsh penalties will be meted out to those involved in wrongdoings to serve as a benchmark standard in the management of various funds throughout the country.

He said that even though the fund's management is under investigation for breaching ethical standards, the overall image of the fund is still very transparent due to its practice of international accounting principles and the mark to market system. Other funds have been known to not disclose any figures based on the mark to market system, leaving room for a possible breach of ethics by not disclosing the real numbers.

The system in the fund was designed for retired civil service officials to enjoy a certain level of income such as a lump sum figure, based on the number of years in the civil service, and there is a monthly pension scheme for members as well but a nominal amount for retired officials assuming that after 20 to 30 years these members already have a home and some stability in life.

The GPF by the end of last year was valued at 391 billion baht, up 16.1 billion baht, or 4%, when compared to 2007. Conservative or high stability investments account for 77.89% of the fund portfolio while high-risk investments make up 22.11%.

By www.investments.by Investments in Belarus, Thailand, Vietnam, Cambodia and Laos.

Last Updated on Wednesday, 19 August 2009 20:04
 
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Belarus: We are looking for investor for IT project in educational area!

Belorussian IT company is looking for investor to expand IT project in educational area to new countries!

Project idea: to redevelop already created web-based tutor software for pupils and students (www.examen.by).
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